LaPaz Commons has Started
LaPaz Commons is the LaPaz component of the Riverside Commons IHCDA LIHTC project we are currently constructing. The eight units in LaPaz were always slated to be the last to come under construction. In the last week, site work has begun in preparation for building construction this Fall.
LaPaz has a effluent sewer system, where each residence or business has a septic tank associated with their sewer line. Only the liquid effluent from the septic tank enters the municipal lines and is ferried on for treatment. Most of the LaPaz system is gravity collection, but then the final leg pumps it to the Bremen sewer plan for treatment.
As part of this project, the Town of LaPaz will be improving Troyer Street. We wanted to get the sewer taps in place prior to the street improvements, so as not to disturb the new street construction. If you look closely, you can see the green sewer pipes stubbed up showing where the connections are ready to hook-up to the new townhouses. The taps are complete, the septic tanks are set and we’re ready to roll!
Thomas Excavating has done this work and you can see where they also have the building pad prepared. Hundt Concrete will begin excavation on footings and frostwalls here as soon as they complete the last two buildings in Plymouth. We’re pushing on this to get everything out of the ground before winter. We hope to get paving placed as well. That would make the site much more navigable this winter. We’re hoping the Farmer’s Almanac is wrong, but best to prepare for the worst!
Dance With The One That Brought You
This falls squarely in the Rant column here, so scroll on if that doesn’t interest you.
The other day I posted about the the READI grants we submitted. (here) The Water Street Townhomes project in Plymouth was part of an application that went in with the original READI call for projects in July of 2021. When I found out that Culver only had one small park project to submit, I asked if they would support a small housing project. I suggested 12 townhomes similar to those suggested for Water Street project. I was told a straw poll had 3 council members in favor and, “You be the lead if you don’t mind. I fully trust you.” This all came about last minute and I ended up spending a Saturday putting together a proforma and submitting an application. Spirit Townhomes in Culver was listed as part of the South Bend Elkhart Regional Partnership (SBERP) READI application submitted to IEDC.
I grew up in Culver and even though I live outside of Culver now, I still consider it my home town, since my business is here and my parents still live here. Most of you know my track record for participation and dedication to helping move Culver forward. (I started to make a list, but it seemed self-serving.) That’s why I participated in Stellar and partnered with the Town on Sand Hill Farm Apartments and The Paddocks, when no outside developers would. Both of those projects met or exceeded the goals the Town set for them. In the months leading up to the application deadline, I was told Culver wouldn’t be participating in READI. Then in the last couple weeks before the deadline, I was surprised by the Town of Culver’s decision to pursue a project with a different, out-of-town developer. I suggested submitting a version of the Spirit Townhomes too and was told there wasn’t time…
Dance With The One That Brought You…
This seems to be a pattern that is repeating. I don’t know if this is a conscious decision or just a careless oversight. In any case, it’s a noticeable departure from the stated goals of supporting local businesses. A couple other examples of which I’m aware:
There are two banks in town. The First National Bank of Monterey and First Farmers Bank & Trust have sponsored Town events, participated on committees, supported the Town by purchasing their bonds, cashing their checks and covered all the minor things such as providing change. The Town shopped their services, as they should, but in lieu of keeping the competition local, they went outside the town and ended up moving their money to Plymouth for minor advantages. Was it really worth it? Dance With The One That Brought You…
Good-To-Go brought in plans to the Culver TRC to demolish their existing building and put in a whole new service station which would have brought additional money to the TIF and improved the downtown. During that same time, an outside developer approached the Town about a new service station at the edge of town (outside the Town’s Comprehensive Plans stated goals), which would have damaged Good-To-Go’s business as well as that of the other convenience store in town. Their concerns were met with derision, including one council member chastising them about prices and telling them that they bought their gas in Plymouth. This was while Good-To-Go had a “Cavalier” pump set up with a portion of all sales from that pump going to the Culver Community Schools. Good-To-Go scaled their project back by half. The other developer’s project never came to fruition. Dance With The One That Brought You…
I’m sure some will read this as just “sour grapes” and maybe deservedly so. But with all three examples here, it’s a question of supporting those that support the Town, not with handouts, but yes, maybe with a little favoritism, in recognition of what local businesses do for the town on a day-to-day basis… As the saying goes, Amazon does not sponsor your little league team or have employees coaching it.
Pulaski County Public Library Open House
When the Pulaski County Public Library were planning a renovation project, they asked that we consult with them on the design. We worked with the Library Director, MacKenzie Ledley, her staff and KRM Architects as they worked to improve the facilities. When it came time to bid the project, we were forced to decline; partly due to other commitments and partly due to a perceived connection that might have precluded other bidders. The library board chose to extend our consulting services to include input on the bidding and then through the construction process. We were happy to do this. Sometimes owners need another set of eyes and someone that can interpret construction terms, best practices, etc.
The project was bid in 2019 and started late that year, so much of the construction occurred during the worst of Covid. This helped the general contractor, Michiana Contracting, on one hand, by freeing up more of the building for work (since the library was closed), but also added the complications everyone experienced with labor issues, material shortages and Covid restrictions. We felt like our input was valuable in navigating some of these issues. The note below provides some validation to that. It’s always nice when our efforts are appreciated. Thanks MacKenzie!
One of the areas that the library is most proud of is the new Local History Room. Library patrons, the Galbreath family, contributed to this room and helped design it to include elements of their family home. The room is dedicated to Delores “Dee” Galbreath, an avid library patron. Much of the woodwork bears that details from her home including matching the stain used there. The ceiling has a map of the world which also harks back to the one in her home and there is a Galbreath “G” above the fireplace, matching that used throughout the family home.
Come out and see the completed project at the Open House on August 25th, 2022. It’s been a while coming, but we think you’ll be impress by this facility.
READI Applications
Last Summer the South Bend Elkhart Regional Partnership (SBERP), of which Marshall County is a part, announced their intention to go after READI grant dollars in much the same way they did with the Regional Cities Initiative a few years ago. Culver Sand Hill Farm was asked to participate as the developer for a project in Plymouth. Easterday Construction Co., Inc. would serve as General Contractor. This project was a small (13 unit) townhouse project on Water Street in Plymouth.
The READI program is being administered through the Indiana Economic Development Corporation and is modeled after the successful Regional Cities Initiative. The funding is designed to leverage State funds in order to bring in private funding on projects the region’s municipalities want to see move forward. It offers up to 20% READI dollars as a match against a minimum participation of 20% municipal participation and 60% private investment. This makes it difficult for larger public projects like parks, trails and social programs to move forward, where there would be no return on the private investment, but provides a great opportunity to meet other goals.
We were pleased that the City of Plymouth wanted to work with us on this and were happy to help, as it fit with Culver Sand Hill Farm’s continued housing efforts. While not a LIHTC project, such as The Paddocks and Riverside Commons, it was an effort to bring additional workforce housing to downtown Plymouth. This adds to Plymouth’s downtown revitalization and it would be within a block of River Park Square, the newly renovated Rees Theater, Wild Rose Moon and adjacent to downtown businesses. Thank you to Mayor Mark Senter and City Attorney, Sean Surrisi, for their vision and help moving this forward! I approached the Town of Culver to see if they wanted to do something similar. I was told that a straw pole of council members indicated there was interest and they would support our application. This came “last minute” and we spent most of a weekend putting an application together, so that Culver could benefit as well.
South Bend Elkhart Regional Partnership was successful in their bid, securing $50 Million dollars for the Region. That was great news. There’s been some confusion about how this would proceed, but both projects were included in the application, so were thought to be secure. There was back and forth at SBERP on whether other projects not in the original application could be considered. In the end, it was decided they would be considered, so that opened other opportunities. It’s still unclear whether projects in the initial application will be given more weight in considerations.
In Plymouth, Culver Sand Hill Farm has worked with the city to put together another application for an E-Hub. This is envisioned to be an entrepreneur incubator with spaces available to encourage new business starts. This project has been on Plymouth’s radar for years and this appeared to be a perfect opportunity to move it forward. This is an exciting opportunity for the city and should be a benefit to Marshall County as a whole.
In Culver, there has been a lot of false starts and back & forth on READI. Culver Sand Hill Farm continued to support the idea presented in the original application, while making some changes to make it better. As Culver’s partner in the Stellar applications, we were ready to step up and help again. We were the only ones from Culver to attend the mandatory information meeting in Argos and were encouraged by SBERP representatives to proceed.
Culver Crossroads created a READI subcommittee, only to disband it when Culver decided not to participate in READI. (We also discussed the possibility of an E-Hub project with Culver, but the committee had different goals in mind and we couldn’t arrive at a viable project.) In the last few weeks, Culver reversed course and decided to submit a housing project application with another, out-of-town, developer rather than proceed with us. Things happen. While disappointing, pushing it without support would be foolish.
Another partner in all these applications has been Brent Martin of SRKM Architecture. He provided the graphics included here and have helped advocate for these projects. Brent has been helpful in articulating a vision for the sites we’re considering.
We’re looking forward to helping Plymouth in their efforts. We should find out if our applications were successful sometime this Fall, making these 2023-2024 projects. Wish us and the City of Plymouth luck!
Culver Zoning 7/19 Update – Part 3
This is a continuation of my thoughts on the 7/19/22 Plan Commission Meeting. You can find the previous posts here and here. This one is more of a whiny rant, so if you’re not up to hearing me complain, it would be best to skip this post!
I own the property at 412 Lake Shore Drive. It is a postage stamp size parcel with a 100 year old kit home on it. The lot would be unbuildable by current standards. According to the Accessor, the lot is 38′ x 120′. There is an alley down one side which makes it a corner lot. 38′ minus 10′ Side Yard Setback, minus 25′ ROW Setback leaves 3′ buildable without some extreme variances. The home also sits well into the 25′ front setback.
Do you know how our lives are divided into pre-pandemic and post-pandemic now? Sometime pre-pandemic (2020), the adjacent property owner at 404 Lake Shore Drive built a fence on the property line. Before I even noticed it, then Plan Commission member, Marty Oosterbaan, pointed out that it was not built per standards. Chapter 6, Section 070, B.1. – Within the limits of a required front yard setback area, no fence shall exceed 5 feet in height and shall have a minimum of 50% of its surface open to permit visibility. The fence as constructed extends into the front yard setback area, thus in that area it is too high and does not provide 50% visibility. The Plan Commission directed Chuck DeWitt, then Building Inspector, to pursue a remedy.
Multiple things happened: 1) Covid and the associated lack of public meetings for the Plan Commission; 2) Mr. DeWitt left his position as Marshall County Building Inspector and took a job as Building Commissioner for Culver; 3) The property changed ownership; 4) Ginny Munroe replaced Jonathan Leist at Culver Town Manager; 5) Marty Oosterbaan stepped down from the Plan Commission (and there were other member changes as well.) Throughout this, I continued to bring this up to the Plan Commission every month or so. At one point, I even drafted a letter for their use citing the violations. When the property was on the market, the Plan Commission directed Mr. DeWitt to let the realtor know about the violation in hopes that it would get corrected as part of a sale. While there was an open building permit on the property, the Plan Commission requested that the Marshall County Building Department not provide a Certificate of Occupancy until the violation was corrected.
At the meeting on the 19th, a status report on this issue was requested by the Plan Commission President. Mr. DeWitt reported that he had inquired about this with the Town’s Attorney handling Plan Commission matters and was told there was no grounds for enforcing this issue. This was a shock to me as well as some of the commissioners!
And here’s the Rant… I’m not the guy that comes in and raises a stink at meetings. I have a lot of respect for volunteers and what they do for the community. I don’t call them out or try and embarrass them in public meetings. But this is part of a string of promises from the Town, that I have waited patiently on, that have not borne results. This happened with Sand Hill Farm Apartments, The Paddocks and most recently the READI Grant applications. I have trusted in the process and been disappointed again and again. While I don’t volunteer with the expectation of returns, it’s frustrating to lose property value and business opportunities to others who have contributed little or nothing to the community. I’ve always been optimistic, but pragmatic. My optimism is waning lately… and my pragmatism is transitioning to cynicism…
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MacKenzie Ledley - Executive Director, Pulaski County Public Library